Short-term rentals can breathe easier — but still demand rigour. Since Decree-Law No. 76/2024 (in force since November 2024), Portugal’s short-term rental (alojamento local, AL) regime has returned to a framework close to that before the “Mais Habitação” Law, with fewer burdens and more stability. Here is what matters for anyone operating or investing in AL.
1. End of the extraordinary levy (CEAL)
The Extraordinary Contribution on Local Accommodation (CEAL), which had annually burdened the activity since 2024, was revoked. Holders no longer bear this charge from the 2025 period onwards.
2. Registration for an indefinite term
The RNAL registration number returns, as a rule, to an indefinite duration, without the lapse or five-yearly review imposed by “Mais Habitação”. Predictability returns to the investment.
3. Containment areas return to municipalities
The national suspension of new registrations falls away. The decision to issue or suspend new registrations returns to each municipality, which may declare containment areas. When a municipality reaches one thousand AL registrations, the municipal assembly has twelve months to deliberate on its own regulation. Before investing in an area, it is important to confirm whether it is (or may become) subject to containment.
4. Obligations that remain — and penalise
Prior registration on the Balcão do Empreendedor remains mandatory before receiving the first guest. Since March 2025, proof of insurance must be filed with the municipality; its absence led to the cancellation of thousands of registrations. Guest-reporting duties on the SIBA portal also remain, and failure to comply is an administrative offence punishable by a fine for each unreported guest.
Before licensing (or buying) an AL, confirm the framework
Checking the property’s planning status, the condominium rules, the existence of a containment area and compliance with the insurance and registration obligations is what separates a smooth investment from an offence — or a cancellation.
Do you operate or want to invest in short-term rentals? Paulo Silva Silva, Lawyer, advises on licensing, compliance and the acquisition of properties for AL. Book a meeting or contact paulosilvasilva.adv@gmail.com · 916 055 901.
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The information in this article is general and institutional in nature; it does not constitute legal advice and does not create a client relationship. The short-term rental regime should be confirmed in the version in force in the Diário da República (dre.pt) and with the competent municipality before any decision.